Diary of a POP TOP Second Story Addition Project

169 Replies

FoamTastic

Funny how the world works sometimes.  Our main project manager has his hands full with a bunch of new builds and we had a quick little rehab that is pretty close to our office that I was helping to project manage.  Long story short, they did a HACK job on insulating the basement, I knew we had had some issues with these guys before and now I was seeing the carelessness first hand.   Time for a change.

I had not originally planned to do Spray Foam in this house, "and installed a ridge vent in the roof", but as I asked around for recommendations for a new insulation company and talked to the salespeople on the phone I was intrigued by a company that went "above and beyond" the competition.  

Their prices were competitive on the attic spray foam, but they also include spray foam in all the "PROBLEM" areas of a house that are prone to air leakage and heat loss like behind outlets and switches, bathtubs, fireplaces, floor bands ect.  

Even though our rehab budget is TOAST at this point, I've been in some of my competitors houses the last few weeks that are NOT doing spray foam and was thinking maybe I should do it to set myself apart from them.  Especially since ITP Atlanta folks like anything "Green" in nature! 

The BEST insulated shower in Decatur!

We went with an Open Cell Spray Foam which is what I would recommend for most attic  and wall spray foam applications.  We are installing COMPLETE "attic and all the walls" spray foam in a new build house just down the street from here which is on a busy road, the spray foam will help with noise reduction in addition to being more energy efficient.  We are also SEALING the crawl space there with Closed cell spray foam, which is good for crawls and basements since it resists moisture better.

The owner of their company must have listened to a Grant Cardone sales program because I was SOLD halfway through the presentation. Not only did it impress me, it impressed the inspector, and most importantly it IMPRESSED our buyers who actually viewed the house the same day the spray foam was being installed.

So not only did spending alittle more on insulation help to get us a contract, by impressing the inspector guess what we got to start TODAY....

HOME STRECH BABY!!  Now that drywall has started we have an excellent chance of finishing the house by the end of the month!

POP-TOP Rescue Mission

Got to the jobsite early today to meet with our new buyers to walk the house and go over options and upgrades. While we're upstairs talking we see the drywall cleanup crew backing their dumptruck up.  All the sudden we see him pull up....adjust his angle.... and proceed to drive OFF THE DRIVEWAY!   If it had not been raining ALL WEEK this may not have been such a big deal, BUT......

My rescue efforts did NOT prevail, this truck was REALLY REALLY stuck!  I deleted the good walkthrough video on accident so here is the unfocused bad walkthrough video..

And the 3 HOURS later WTF are these guys doing video...

Needless to say our landscape budget just took a hit...

And the General rule of "NEVER TRACK MUD ONTO A STREET" was apparently made to be broken....

Ugh.....

PopTop Driveway 

Things are moving at a BRISK pace!  Driveway is in and Flooring Has started!   The old driveway removal ended up around 2K since it was CRAZY thick!  

Hardwoods will finish up over the weekend and Trim will start Monday!

Pop Top with all the Trimmings

Trim Guys came in with a VENGEANCE!   We tend to get go a step above on our trim packages, instead of ordering doors with the pre-attached molding you see on every house, we go with a custom 4 piece detail.   Instead of using the same ol' raised panel doors EVERYONE else uses, we special order to get a different look.  

DOWNSTAIRS

UPSTAIRS

TRIM is one of the things where adding a little but more doesn't cost much, but makes a HUGE impact on setting your houses apart from your competition!

This is one of my favorite features of the house! We took the OLD fireplace from the original dining room and REMIXED it into an AWESOME outdoor living area!

We used SEVERAL different finishes on the cabinetry, from White with Pewter Glaze to distressed Olive. Again, something alittle different than the White shaker that you seem to see in every house "including some of ours....  :\" these days!

@Todd Whiddon

So you're one of them ... the ones who do not paint before installing their cabinets ;-)

Originally posted by @Roy N. :

@Todd Whiddon

So you're one of them ... the ones who do not paint before installing their cabinets ;-)

And that's one of the least weird things about him!  ;-)

@Todd Whiddon  I see you've been beating your head against the same walls we have! It's finally smoothing out though, but seems like we've lost a lot of time. One of the utility lines we have to tie into is of all places, in the neighbors across the street, driveway! Not the street, right smack dab in front of his garage door! :/  The fun just never ends. 

On a positive note though, your project is great!! Congrats! I've loved watching this project come along. 

Originally posted by @Roy N. :

@Todd Whiddon

So you're one of them ... the ones who do not paint before installing their cabinets ;-)

 Yeah.... Occasionally we'll PRIME the walls BEFORE cabinets and trim, but this paint crew likes to prime AFTER trim since we are using raw MDF trim and a light trim paint so they just prime everything at once.

Our ideal schedule is Drywall - Hardwoods/Tile - Cabinets - Trim - Paint. Sometimes that gets shuffled around with our subs schedule and/or me forgetting to order the cabinets in time...

Originally posted by @J Scott:
Originally posted by @Roy N.:

@Todd Whiddon

So you're one of them ... the ones who do not paint before installing their cabinets ;-)

And that's one of the least weird things about him!  ;-)

True....  True.....

Originally posted by @Todd Whiddon :
Originally posted by @Roy N.:

@Todd Whiddon

So you're one of them ... the ones who do not paint before installing their cabinets ;-)

 Yeah.... Occasionally we'll PRIME the walls BEFORE cabinets and trim, but this paint crew likes to prime AFTER trim since we are using raw MDF trim and a light trim paint so they just prime everything at once.

Our ideal schedule is Drywall - Hardwoods/Tile - Cabinets - Trim - Paint. Sometimes that gets shuffled around with our subs schedule and/or me forgetting to order the cabinets in time...

 Todd:

Is protection of the drywall paper surface or the permeability of the drywall itself not a concern in your region?  If you do not apply at least a sealant primer to the drywall before installing cabinetry, the unprimed drywall remains quite vapour permeable and will allow moisture movement into the wall.  

Mind-you, there are probably other holes around electrical boxes, plumbing and the like which are more significant.

Originally posted by @Roy N. :
Originally posted by @Todd Whiddon:
Originally posted by @Roy N.:

@Todd Whiddon

So you're one of them ... the ones who do not paint before installing their cabinets ;-)

 Yeah.... Occasionally we'll PRIME the walls BEFORE cabinets and trim, but this paint crew likes to prime AFTER trim since we are using raw MDF trim and a light trim paint so they just prime everything at once.

Our ideal schedule is Drywall - Hardwoods/Tile - Cabinets - Trim - Paint. Sometimes that gets shuffled around with our subs schedule and/or me forgetting to order the cabinets in time...

 Todd:

Is protection of the drywall paper surface or the permeability of the drywall itself not a concern in your region?  If you do not apply at least a sealant primer to the drywall before installing cabinetry, the unprimed drywall remains quite vapour permeable and will allow moisture movement into the wall.  

Mind-you, there are probably other holes around electrical boxes, plumbing and the like which are more significant.

 Roy-

Haven't really thought about that aspect of it, but it makes sense.  Will take into consideration on our upcoming builds, Thanks!

PopTop Paint-1

It's all fun and games until you paint....  In the words of the great Charles Barkley...

The primer coat on the stitched in brick revealed a LESS than desirable result....  Granted the original brick was painted beforehand and this is the first coat on the new brick, hopefully our painters can pull some moves and get everything looking good!

OMG!!!

Things SHOULD improve once we ROLL on the final coat.  On the next PopTOP, chances are I will demo ALL the brick, as trying to save it caused us issues on the framing inspections, trying to repair it back, and it COST more to fix than it would have to demo and replace with siding.

I just read this entire thread, start to finish. Any new updates @Todd Whiddon  ?!

Originally posted by @Doug W. :

I just read this entire thread, start to finish. Any new updates @Todd Whiddon ?!

 You mean you read it start to 3/4's of the way finished....  Your slack thread author @Todd Whiddon needs to get his act together!   The BEST parts are / were at the end!

Originally posted by @Todd Whiddon :
Originally posted by @Doug W.:

I just read this entire thread, start to finish. Any new updates @Todd Whiddon ?!

 You mean you read it start to 3/4's of the way finished....  Your slack thread author @Todd Whiddon needs to get his act together!   The BEST parts are / were at the end!

I'd be willing to bet that you have been too busy to update the thread.  But an update would be great!

PopTop Paint-2

A few LOT more roller coats on the exterior brick got it looking GREAT acceptable!

Interior paint took FOREVER, our painter used a new crew of his that didn't quite pan out, and ended up having to bring his regular guys in to finish to job!

Our wall mount electric fireplace that we thought would be AWESOME, ended up looking like a wall-mounted toaster oven!  Just another example of how things can look better on the inter-webs than in real life! 

At least ONE fireplace in the house is turning out BETTER than expected!..

Originally posted by @Cal C. :
Originally posted by @Todd Whiddon:
Originally posted by @Doug W.:

I just read this entire thread, start to finish. Any new updates @Todd Whiddon ?!

 You mean you read it start to 3/4's of the way finished....  Your slack thread author @Todd Whiddon needs to get his act together!   The BEST parts are / were at the end!

I'd be willing to bet that you have been too busy to update the thread.  But an update would be great!

It's true... there is this ONE guy in Atlanta that I work with that takes up ALL my would be BP time!   @J Scott told me this guy would open the doors to more opportunity than I could likely handle, but once again I learn the hard way...

Choosing NOT to listen to @J Scott is Choosing to be WRONG... 

@Todd Whiddon

Forgive me if I totally missed it, but what did your all-in number end up being??

@Todd Whiddon Wow, just read through this whole thread. I'm closing on my first POP TOP project next month, and this was a huge help.

What were your final numbers on this project??

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